Tenancy deposit protection explained: where your money goes and how to get it back.
What is deposit protection, and why does it matter?
Any deposit taken for an assured shorthold tenancy in England must, by law, be placed in a government-approved scheme within 30 days of receipt - the three main schemes are the Deposit Protection Service (DPS), MyDeposits and the Tenancy Deposit Scheme (TDS). This protects your money and guarantees that any dispute at the end of the tenancy is resolved fairly, rather than left to negotiation alone.
You should receive confirmation - known as the 'prescribed information' - showing which scheme your deposit sits in and how to raise a dispute if needed.
How much can a deposit actually be?
Under the Tenant Fees Act, a deposit is capped at five weeks' rent for tenancies where the total annual rent is under £50,000 (six weeks' rent above that threshold). If you're ever asked for more than this, it's worth querying it directly.
What happens at the end of the tenancy
Before you move out, a check-out inspection compares the property's condition against the check-in inventory. Any proposed deductions should be for genuine damage or missing items, beyond fair wear and tear - general signs of everyday living aren't chargeable.
If a deduction is proposed, you should get a clear breakdown, with the chance to respond before anything is finalised. If you can't reach agreement, the deposit scheme's free alternative dispute resolution (ADR) service will review the evidence from both sides.
Getting your full deposit back: practical tips
Keep dated photos from move-in, and refer back to them at check-out
Give the property a thorough clean - professional-standard, not just tidy
Fix small things you're responsible for (light bulbs, minor marks) before check-out
Take your own photos and meter readings on your way out
Frequently asked questions
How long does a landlord have to protect my deposit?
By law, a deposit must be placed in a government-approved scheme within 30 days of being received.
What can be deducted from my deposit?
Only genuine damage or missing items beyond normal wear and tear - not general signs that someone has lived in the property normally.
What if I disagree with a proposed deduction?
You can raise it directly with us first. If it can't be resolved, the deposit scheme's free dispute resolution service will review the evidence and make a binding decision.
Questions about your deposit, or checking out of one of our properties soon? Contact the team at hello@benchmarkea.co.uk or 020 3832 6106.